warranty
Your 2-Year New Build Warranty: What Is Covered (And What Is Not)
1 March 2026
When you buy a new build home, you receive a structural warranty (typically NHBC Buildmark) that provides protection for 10 years. But the first 2 years are different and more important for snagging purposes.
The 2-Year Defects Liability Period
Workmanship defects
Material failures
Items that do not meet the specification you were sold
Anything that does not comply with building regulations
What Is NOT Covered
Normal shrinkage and movement (minor cracking is expected as a property dries out)
Damage you cause yourself
Items outside the builder's scope (e.g. if you chose your own appliances)
Cosmetic defects that were present at completion but not formally reported
Changes to the spec you agreed to
This last point is critical: defects not formally reported before or at completion may be more difficult to claim on. This is the primary reason for a pre-completion inspection.
After Year 2: The Structural Warranty
Every defect you report (with photos and dates)
Every piece of correspondence with your builder
Your builder's response (or lack of it)
Any professional survey reports
Getting the Most From Your Warranty
The 2-Year Defects Liability Period
Under the standard new build warranty (and indeed under common law), your builder is obliged to fix defects that arise in the first 2 years after completion. This is your primary protection period.
During this time, your builder must repair:
What Is NOT Covered
The warranty does not cover:
This last point is critical: defects not formally reported before or at completion may be more difficult to claim on. This is the primary reason for a pre-completion inspection.
After Year 2: The Structural Warranty
Years 3-10 of your NHBC Buildmark warranty cover structural defects only. Cosmetic and workmanship issues are no longer covered.
The NHBC Resolution Service
If your builder fails to resolve reported defects, NHBC operates a Resolution Service. You can raise a formal complaint, and NHBC will adjudicate.
For disputes, always keep written records of:
If your builder fails to resolve reported defects, NHBC operates a Resolution Service. You can raise a formal complaint, and NHBC will adjudicate.
For disputes, always keep written records of:
Getting the Most From Your Warranty
The most effective approach is a pre-completion inspection followed by a formal defect report to your builder within 3 months of moving in. This creates a documented record and gives your builder clear notice of what needs to be fixed.
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